Rising damp: signs, causes, and what your landlord must do

Rising damp is a specific type of damp that travels upward from the ground into the walls of a building. It is different from condensation and penetrating damp, and identifying it correctly matters when deciding what repair is needed and who is responsible. Here you will learn what rising damp is, how to recognise it, and what your landlord is required to do about it.

Key facts

• The 2024 to 2025 English Housing Survey found serious condensation (3% of homes) was more common than penetrating damp (2%) or rising damp (1%). English Housing Survey 2024-25, GOV.UK
• The same survey found about 5% of homes in England, around 1.4 million, had a problem with damp, most common in privately rented homes (10%). English Housing Survey 2024-25, GOV.UK

What is rising damp?

Rising damp happens when moisture from the ground is absorbed upward through a wall, usually by capillary action. It typically affects the lower part of walls, usually up to about one metre from the floor, and is most common in older properties that were built without a damp-proof course, or where a damp-proof course has failed.

A damp-proof course (DPC) is a horizontal barrier built into a wall to stop ground moisture rising. It is usually a plastic, slate, or lead layer running along the base of the wall. If it is missing, cracked, or bridged by a raised external ground level, rising damp can follow.

Signs of rising damp

• Tide marks on walls, a visible horizontal line above the skirting board where moisture has risen and salts have been deposited
• White powdery deposits (efflorescence) on wall surfaces, caused by salts drawn up by the moisture
• Damp or cold patches on the lower section of internal walls
• Peeling wallpaper or flaking plaster in the lower section of a room
• Skirting boards that are damp, swollen, or rotting
• A musty smell at low level

Rising damp is typically confined to the lower metre of a wall. Damp higher up the wall is more likely to be penetrating damp (water coming in from outside) or condensation.

Is rising damp the landlord's responsibility?

Yes, in most cases. Under section 11 of the Landlord and Tenant Act 1985, your landlord must keep the structure and exterior of the property in repair. A failing damp-proof course, or the absence of one where one is needed, is a structural defect. Landlords cannot simply leave rising damp untreated.

The Homes (Fitness for Human Habitation) Act 2018 also requires that rented properties are fit to live in. Persistent damp that damages walls, causes mould, or creates an unhealthy environment may make a property unfit.

What should the landlord do?

The usual remedies for rising damp include:

• Replacing or installing a damp-proof course, this can be done by injection (a chemical injected into the wall) or by physical insertion of a DPC membrane
• Replastering the lower section of the wall with salt-resistant plaster after any damp treatment
• Checking and lowering external ground levels if they are bridging the existing DPC

Cosmetic fixes, such as painting over the affected area, do not address the underlying problem and will not last.

What if my landlord refuses to act?

1. Report the problem in writing and keep a copy of your message and any reply.
2. Take photographs of the affected areas with a date stamp if possible.
3. If the landlord does not respond or refuses to carry out repairs, contact your local council's environmental health team. They can carry out an inspection using the Housing Health and Safety Rating System (HHSRS) and issue an improvement notice if the damp poses a health risk.
4. You may also have a housing disrepair claim, a civil claim for compensation for the time you have lived with the problem, as well as an order for the repairs to be done.

When should I contact Support for Tenants?

If rising damp in your rented home has not been fixed by your landlord, call us to find out whether you have a claim.

Call us on 0800 030 4669. No upfront cost. You only pay if you win, and the fee comes out of the compensation, not your pocket. If you don't win, you pay nothing.

Sources

• Section 11, Landlord and Tenant Act 1985 (legislation.gov.uk)
• Homes (Fitness for Human Habitation) Act 2018 (legislation.gov.uk)
• Housing Health and Safety Rating System (HHSRS) guidance (GOV.UK)